Raizers Property trading Financé

Ce projet est clôturé. L'analyse ci-dessous reflète les informations disponibles au moment de la souscription et n'a pas été mise à jour.

PORNIC

Fragile

score / 100

Yield

10%/yr

Duration

12 months

Min. ticket

1 k€

Amount raised

370 k€

Invest →

À propos

Acquisition and resale of an R+2 building approximately 250 m² located at 3 and 5 rue Tartifume in Pornic town centre (44), carried by Alban Breton via his SAS SUNY INVEST. Prior notification for change of use obtained and purged. Secured exit strategy through sales agreement signed with identified buyer. In fine loan over 12 months (target 6 months) via Raizers.

Plateforme · 16.5/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence from AMF in force, number fonds propres-2023-5 (June 2023), with prior statut réglementaire CIP licence
Highest possible regulatory status
Score adjusted thanks to live data: AMF confirmation fonds propres-2023-5

A2 · Track Record 1.5/6faible

Score adjusted thanks to live data: default 25.2% → 0/6; delay 22.51% (15-30%) → 3/6; actual return 7-9% vs announced ~9-12%, gap ~2pp below lower bound → 1.5/6
Calculation: (0×0.5)+(3×0.3)+(1.5×0.2)=1.5

A3 · Rigueur de sélection 2.0/4

Selection process mentioned (systematic mortgage guarantees, legal analysis), but published selection rate absent from available data
Established platform (12 years)

A4 · Santé financière 3.0/4bon

Independent platform, 12 years of activity, €350M financed, active expansion in 7 EU countries
No platform distress signal identified
Portfolio default rate high = A2, not A4

A5 · Protection investisseurs 2.0/3

agrément AMF licenced → 4-day reflection period + mandatory continuity plan required (1 pt)
Segregated accounts likely (agrément AMF obligation, third-party payment service provider, 1 pt)
Secondary market not documented (0 pt)

Projet · 29.0/75 (37.0 brut, red flags −8)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple loan fixed rate, French law, agrément AMF

B1.2: 2/3 - Direct borrowing from the operating SAS, without dedicated société dédiée (SPV)

B1.3: 1/2 - First ranking mortgage provided, not yet registered

B2 · Opérateur & Track record 9.0/15

B2.1: 4/4 - Directors named on Kbis, Groupe Arc track record

B2.2: 2/5 - Two property trader operations, company created in 2024

B2.3: 2/3 - Prior linked operations, repayments not confirmed

B2.4: 1/3 - No insolvency proceedings, gearing close to 20

B3 · Garanties & Sûretés 8.0/15

B3.1: 7/9 - First ranking mortgage to be registered, notarised joint and several guarantee in addition

B3.2: 1/4 - Guarantor's assets not documented, acquisition value low

B3.3: 0/2 - No bank involvement, project below 2M€

B4 · Structure financière 2.0/15faible

B4.1: 0/5 - LTA/Loan-to-Cost (ratio prêt/coût total) 103%, beyond the 75% threshold

B4.2: 0/4 - No equity contribution, loan exceeds cost

B4.3: 0/4 - No stress test, Loan-to-Value (ratio prêt/valeur actif) high

B4.4: 2/2 - Forecast margin approximately 24.6% of sale price

B5 · Pré-commercialisation 8.0/10bon

B5: 8/10 - Compromise signed on 29/04/2026 on 100% of assets, at firm price
A suspensive financing condition for the purchaser remains and the notarised nature is not confirmed

B6 · Permis & Maturité 0.0/5faible

B6: 0/5 - Prior declaration purged, but land not recorded: the loan finances the acquisition, triggering RF6

B7 · Marché & Localisation 2.0/3

B7: 2/3 - Sought seaside town centre, price of 1 905 €/m² well below the 5 100 €/m² of the former
Score adjusted through live data: excluded, as they concern Morcenx (Landes), outside scope

⚠ Alertes détectées · −8 pts déduits

Ratio prêt/valeur trop élevé −5 pts

LTV calculated at 103% (loan/acquisition-cost of completion, threshold 85%) - loan exceeding total cost

Terrain pas encore acheté −3 pts

Land not recorded on RE-MDB operation - acquisition financed by the loan

Points forts

✓Resale compromise signed covering 100% of assets

✓Prior declaration obtained and purged

✓First ranking mortgage and personal notarised joint and several guarantee from the director

✓Exit price significantly below local comparables

✓Director identified with experience in structuring at Groupe Arc

Risques identifiés

!Loan of 370 000 € exceeding cost of completion (LTC 103%)

!Acquisition price of 133 500 € inconsistent with LTA stated at 103%

!Borrower equity of 35 K€ for 699 K€ of participating loans

!Resale conditional on purchaser obtaining the loan

!Live market data outside scope (Morcenx, Landes), not usable for Pornic

![Disqualification lifted after application of locked scores] LTV calculated >100% on real estate asset: the loan of 370 000 € exceeds the cost of completion (LTC/LTA 103% according to the file), with no equity contribution from the operator.

⚠ Avertissement sur les risques

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